Southeast Oakville August 2026 Market Data: The Full Month Across Old Oakville, Morrison, and Ford

Nine detached sales against nine months of standing inventory, and a median asking price that fell while the listing count did not move at all

Petrus Engelbrecht & Joshua Engelbrecht | Engelbrecht Associates, Sotheby’s International Realty Canada | Southeast Oakville Specialists

Petrus Engelbrecht and Joshua Engelbrecht of Engelbrecht Associates, Sotheby’s International Realty Canada, specialize in luxury residential real estate across Southeast Oakville, covering Old Oakville, Morrison, and Ford. August was a slow month for transactions here, and the interesting part is not that it was slow. It is what did not happen alongside it.

Sales halved. Inventory did not fall. Asking prices did. That combination tells you something quite specific about where the balance of power sits going into autumn, and it is not what a headline about a quiet August would suggest.

A market with unchanged inventory, fewer sales, and falling asking prices is not a market that has stalled. It is a market that is repricing, and sellers are the ones doing the moving.

How Many Homes Sold in Southeast Oakville in August 2026?

Nine detached homes sold across Old Oakville, Morrison, and Ford in August 2026. For context, the same filter returns nineteen sales in July 2026 and eighteen in August 2025.

So August ran at roughly half the pace of both the month before it and the same month a year earlier. That is a genuine slowdown rather than a seasonal quirk, because the year-ago comparison covers the same holiday-shortened weeks.

Nine detached sales in August 2026 compares with nineteen in July 2026 and eighteen in August 2025. August ran at about half the pace of both.

Nine transactions is a small sample, and we will not pretend otherwise. It is enough to count reliably, and it is not enough to support a median sale price broken out by neighbourhood. Two of the three neighbourhoods recorded fewer than five sales each, and publishing a midpoint from a handful of transactions would identify individual properties rather than describe a market. We report the sold figures across all three neighbourhoods together for that reason.

What the nine do support is a clear read on negotiation. Eight of the nine sold below their asking price and one sold above it. The median sale-to-list ratio was 91.7 per cent, and the median time on market was 41 days.

Eight of the nine August sales closed below asking, at a median of 91.7 per cent of the list price. Buyers who transacted in August negotiated, and sellers accepted.

What Does Active Inventory Look Like Across Old Oakville, Morrison, and Ford?

There were 105 active detached listings across the three neighbourhoods when we pulled the data on 8 September 2026.

• Old Oakville: 23 active listings, median asking price $3,250,000, median 34 days on market.
• Morrison: 52 active listings, median asking price $3,838,000, median 58 days on market.
• Ford: 30 active listings, median asking price $2,729,000, median 52 days on market.
• All three neighbourhoods: 105 active listings, median asking price $3,325,000, median 48 days on market.

Morrison carries roughly half of all standing detached inventory in Southeast Oakville on its own, which is consistent with what we reported in Southeast Oakville’s Autumn Market Begins in August. A seller in Morrison is not competing with the area in general. They are competing with the other fifty-one Morrison listings.

Why Did Asking Prices Fall While Inventory Stayed Flat?

This is the finding worth sitting with. On 17 August we counted 105 active detached listings with a median asking price of $3,498,000. On 8 September the count was 105 again, and the median asking price was $3,325,000.

The count did not move. The midpoint fell by roughly five per cent in three weeks. Thirty-four new detached listings arrived during August and nine sold, so the standing total was replenished almost exactly as fast as it cleared. That pattern is an unusual one in Oakville real estate, where inventory more often accumulates or clears than holds steady at a lower price.

Identical inventory at a lower midpoint means the market is not clearing faster. It means the same volume of property is being offered at lower prices.

Broken out, Old Oakville carried the fall, moving from a median asking price of $3,520,000 to $3,250,000. Ford eased from $2,779,500 to $2,729,000. Morrison was the exception, edging up from $3,788,000 to $3,838,000 as higher-priced listings entered.

How Are Southeast Oakville Asking Prices Distributed?

Midpoints hide the shape of a market. The distribution of the 105 active listings across price bands is the more useful figure for anyone tracking Oakville real estate:

• Under $2,000,000: 17 listings, 16 per cent.
• $2,000,000 to $3,000,000: 26 listings, 25 per cent.
• $3,000,000 to $4,000,000: 26 listings, 25 per cent.
• $4,000,000 to $5,000,000: 8 listings, 8 per cent.
• $5,000,000 to $7,000,000: 15 listings, 14 per cent.
• Over $7,000,000: 13 listings, 12 per cent.

Half of all standing inventory sits between two and four million dollars, and roughly a quarter sits above five million. That upper quarter is where the days-on-market figures stretch furthest, and it is the part of the market least affected by borrowing costs, a point we set out in What the Bank of Canada’s September Decision Means for Oakville and Southeast Oakville Buyers.

How Long Are Southeast Oakville Listings Taking to Sell?

The median active listing has been on the market 48 days. Thirty-five per cent have been listed under 30 days, which reflects the volume of new stock that arrived through August and early September.

Twenty-one of the 105 active detached listings in Southeast Oakville have been on the market for 90 days or more. That is one listing in five that the market has already seen and passed over.

That figure matters more than the median. A fifth of standing inventory has been available for three months or longer, and in most cases the reason is price rather than property. Preparation and pricing decide these outcomes far more reliably than patience does, which is the argument we made in Pre-Listing Home Inspection in Southeast Oakville.

What Should Southeast Oakville Buyers and Sellers Do Now?

For buyers, August was the most negotiable month this market has offered in some time, and the conditions that produced it have not gone away. Inventory is standing, a fifth of it has been sitting, and the last nine transactions closed below asking. That is a position of leverage, and it is worth using on price rather than spending it on speed.

For sellers, the message is harder but clearer. The nine homes that sold in August were the ones priced to meet the market. The 21 listings sitting past 90 days are, for the most part, priced against it. Autumn is the strongest selling season Southeast Oakville has after spring, and it is already underway.

The homes selling in Southeast Oakville this autumn are the ones priced for the market that exists, not the market their owners remember.

For the wider picture of how the three neighbourhoods differ, see Old Oakville vs. Morrison vs. Ford and our Definitive Guide to Southeast Oakville Real Estate. Owners weighing a move within the area will find the equity question set out in Downsizing in Southeast Oakville.

Key Takeaways

• Nine detached homes sold across Old Oakville, Morrison, and Ford in August 2026, against nineteen in July 2026 and eighteen in August 2025.
• Eight of the nine August sales closed below asking, at a median sale-to-list ratio of 91.7 per cent and a median of 41 days on market.
• Active detached inventory stood at 105 listings on 8 September 2026, unchanged from the 105 recorded on 17 August 2026.
• The median asking price across the three neighbourhoods fell from $3,498,000 on 17 August to $3,325,000 on 8 September, a decline of roughly five per cent while the listing count held flat.
• Morrison carries 52 of the 105 active detached listings, roughly half of all standing inventory in Southeast Oakville.
• Twenty-one of the 105 active listings have been on the market for 90 days or more, which is one in five.
• The August sample is too small to support a median sale price by neighbourhood, so sold figures are reported across all three together.

Frequently Asked Questions About the Southeast Oakville Market in August 2026

How many homes sold in Southeast Oakville in August 2026?

Nine detached homes sold across Old Oakville, Morrison, and Ford in August 2026, based on PropTx data pulled on 8 September 2026. The same filter returns nineteen sales in July 2026 and eighteen in August 2025.

Are house prices falling in Southeast Oakville?

Asking prices moved down over August and early September. The median asking price across the three neighbourhoods fell from $3,498,000 on 17 August 2026 to $3,325,000 on 8 September 2026, while the number of active listings held at 105. The August sold sample of nine transactions is too small to draw a conclusion about achieved prices by neighbourhood.

How much inventory is there in Southeast Oakville right now?

There were 105 active detached listings across Old Oakville, Morrison, and Ford on 8 September 2026. Morrison held 52 of those, Ford 30, and Old Oakville 23.

Is it a buyer market or a seller market in Southeast Oakville?

The August data favours buyers. Eight of the nine sales closed below asking at a median of 91.7 per cent of list price, inventory held flat rather than clearing, and one listing in five has been on the market 90 days or more. Sellers who price to the current market are still transacting, and those pricing to an earlier one are accumulating days.

Which Southeast Oakville neighbourhood has the most homes for sale?

Morrison, by a wide margin. It held 52 of the 105 active detached listings on 8 September 2026, roughly half of all standing inventory across the three neighbourhoods, against 30 in Ford and 23 in Old Oakville.

How long are homes taking to sell in Southeast Oakville?

The nine homes that sold in August 2026 had a median of 41 days on market. Among active listings on 8 September, the median time on market was 48 days, and 21 of the 105 had been listed for 90 days or more.

Why does this report not give a median sale price for each neighbourhood?

Because the August sample is too small to do so responsibly. Two of the three neighbourhoods recorded fewer than five sales in the month, and a midpoint drawn from a handful of transactions would identify individual properties rather than describe a market. Sold figures are therefore reported across all three neighbourhoods together.

Petrus Engelbrecht
Joshua Engelbrecht
Engelbrecht Associates
Sotheby’s International Realty Canada
Oakville, Ontario
Southeast Oakville Specialists

Methodology: All figures are aggregate market statistics drawn from PropTx on 8 September 2026. Filters applied: Property Type Residential Freehold, Type Detached, Municipality Oakville, Community 1013 OO Old Oakville, 1011 MO Morrison, and 1006 FD Ford only. Sold figures use the Status Contractual Search Date for the periods stated. Active figures are a point-in-time snapshot as at 8 September 2026. The 17 August 2026 comparison figures are drawn from our own earlier report on the same filter.

This post is general market commentary based on aggregate statistics. It is not advice on any particular property or transaction, and it is not a valuation. No individual property, transaction, or party is identified. Aggregate figures for a single month reflect a small number of transactions and should not be read as a trend on their own.